News

Multi-Family Rehab Loan Program

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The City of Long Beach offers 0% interest loans to qualified owners of multi-family rental properties consisting of five or more units located within the City.

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Fall Outlook: Presidential Race and Congressional Issues

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The “summer of Trump” has come to a close, so now we will see whether or not “the Donald” can continue his dominance of the GOP presidential field into the fall. He continues to poll well with a commanding lead over everyone else, but there are more debates coming and he has shown some difficulty in responding to questions of policy, especially on foreign affairs issues. Style-over-substance only carries a candidate so far before he or she must show some ability to tackle the issues. Look what happened to 2012 front-runner Rick Perry when he couldn’t remember the name of one federal agency. I suspect the mortar fire will increase on Donald Trump during the next debate as the other candidates all recognize they have to bring him down to have any chance of winning. Also watch the performance of Carly Fiorina who was the winner of the first “happy hour” debate. Now that CNN has refined its selected process for the debates, Carly Fiorina gets to participate in the prime time contest.

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Spring Cleaning

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Spring Cleaning, Maintenance, and Organizational Tips Ahh! The wonderful smells and sights of Spring popping up are the things I really look forward to each March—well, here in Southern California anyway where we typically get better seasons all year ’round. We all know this is the precursor to Summer being here, which is what we can’t wait for — long days, late sunsets, kickbacks and campfires, more sun, and more fun. But, of course, we cannot relax for too long otherwise the metaphorical weeds of life will certainly take over and choke out the good in life we’ve been nurturing. The same is true for your properties... and landscaping, of course.

Spring cleaning isn’t just for your storage rooms and garages. My friend and CEO of Sky Properties, Kari Negri, brought to us not long ago a nicely detailed monthly “laundry list” and I am happy to revisit some of that here this month.

Hopefully you’ve already renewed business licenses and rent registrations for the City of L.A. and elsewhere as needed, and don’t forget to make sure PRHIP Registrations are up to date as well for Long Beach. Most of us are on top of the fact that this is an excellent time to make sure our lawns are reseeded and maybe a touch of some new flowers are added to our landscaping, but did we also make sure to get laundry providers or the maintenance team to get behind those dryers and clean? What about getting an approved vendor up on the roof to clear gutters and debris? Check out our 2018 Vendor Sourcebook for help with anything, and don’t get up on the roof yourself unless you are trained and qualified.

I know one of your favorite things to do is to make sure your business tax returns are filed by March 15th… or is it? Either way — that’s when they are due, so we need to hustle if we aren’t ready now. March is also a good time to get decks resealed (provided they are dry) as well as schedule annual Smoke and C/O Detector inspections. And, since we are not the only ones with Spring Cleaning to do, it would also be wise to check properties for fall/trip hazards in walkways; and to also make sure, if you still have timers on your exterior lights, that they are updated accordingly. We went to photo cells at all our properties and the benefits have been fantastic - the cost was inexpensive, nobody has to go back to or charge the property unnecessary fees to make the simple timer change, and then there are no complaints because the lights are always on and off when they should be. Win/win… and we have vendors for that, too!

Some other things to organize within your businesses are getting your Team’s vacation times in order for the summer as well as to make sure everyone is on track for any benefit open enrollments that need to happen.

Lastly, I want to remind everyone about Legislation (“Leg.”) Day in Sacramento. This is such a great experience and if you haven’t done it before, you need to add it to your bucket list. Just going through the halls of the Capitol Building with all the rich California history is one thing—and we have certainly come a long way from when the first Legislature convened in a two-story adobe hotel in San Jose—but getting to see the process, being a lobbyist for the day, and participating in real democracy within our Republic just gives you a healthy boost of pride in our State and Country. Please join the AACSC for this trip to NorCal; make your voice be heard directly by the ears of our great legislators and come and experience this impressive event on April 10th and 11th, 2018. Contact us right away for details and I cannot wait to see you there!

October 2017

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It’s October and I can’t believe that there are only 86 shopping days left until Christmas. Of course, this does not include Hanukkah, Kwanzaa or other forms of holiday celebration. In the end, I love all the holidays—from Halloween to Thanks - giving to Christmas. Whether it is created by Hallmark Cards, made up to celebrate chocolate, our Administrative Assistants, grandparents, etc., I find joy in the celebration and reminder that there are so many things to be grateful for and that we should not take anything for granted. So enjoy the beginning of Fall and all the upcoming holidays.

Now on to some more pressing news. An update this month:

  • At the direction of the Los Angeles County Supervisors, staff have not yet returned with their report on Tenant Protections. Until this happens, a workgroup will not be able to be formed. Will keep you advised of any progress.
  • Legislature is on holiday recess until the first of the year. At this writing, the Governor still has an opportunity to sign bills and veto, so we will update you on this next month.
  • Tenant rights groups are beginning to protest at our Management Companies. Be aware as they may come anytime and are wearing black masks (that may change as well). These groups are hosting community training sessions to teach them how to be a community rights advocate.
  • Rent Control continues to ramp up and while things appear to be relatively quite right now, we also know that there is a continued push to take this Statewide.


At the Association, I need to give a BIG THANK YOU to the AACSC staff for making the Trade Show a GREAT success this year. Jeannie helped us up the ante on the look, Tom brought us over 30 NEW vendors. Our Board Members really stepped up and helped us meet and greet members, en courage new members to join us in our fight against Rent Control, and our PAC Trustees shared with everyone who came by about the value and benefit of contributing to the PAC. Sophia, Donna, Rachael, Oliver and Terri did everything else in our AACSC booth and as usual we enjoyed seeing all of you!

Proposed Regulation on Applicant Inquiries

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On January 17, 2017, the Department of Fair Employment and Housing Council will consider adopting new regulations regarding the discriminatory effect, discriminatory land use practice and use of criminal history information when renting residential real property.

If that has not gotten your attention, then consider the impact of the following regulatory proposal:

“Any Practice of a Person or Owner that includes the use of, inquiries about, or solicitation of information about criminal history is unlawful if it has a discriminatory effect under Article 5 and Government Code section 12955.8.”

The proposed regulation may bar property owners and managers from inquiring about an applicant’s criminal history. If that language does not get your attention, then consider the next three proposed regulations:

  1. “A notice, advertisement, application, or other written or oral statement regarding criminal history or criminal records that conflicts with the provisions of this Article and Article 5 shall be a violation of the Act.”
  2. “Overbroad or arbitrary inquiries into or use of criminal history information in housing may have a discriminatory effect on members of Protected Classes. A discriminatory effect may be established through the use of conviction statistics or by any other evidence (emphasis added) that establishes a discriminatory effect.”
  3. “State or national level statistics showing substantial disparities in the conviction records of individuals based on membership in a Protected Class are presumptively sufficient to establish a discriminatory effect of a Practice under Article 5.”


Property owners and managers will find that they may never be able to consider an applicant’s history. The regulations try to mitigate the above mentioned regulations by permitting a property owner or manager to make inquiries of the applicant if certain prongs of a legally sufficient justification are met. To do that, the property owner and manager must:

  1. “Identify a specific substantial, legitimate, nondiscriminatory interest to support the Practice, such as a risk to the safety of its residents.” Owners cannot predict the future.
  2. “Take into account the nature and severity of an individual’s conviction and the amount of time that has passed since the criminal conduct occurred.” Property owners big and small will be required to hire experts to make recommendations regarding each applicant.
  3. “Limit consideration to convictions that are directly related to the individual’s capacity and likelihood of fulfilling the obligations related to the housing or services” (conviction of a burglary versus an alcohol related offense). Once again, property owners will find it extremely difficult to meet this burden.
  4. “Prove that its Practice actually achieves the identified interest, which includes proving that its Practice accurately distinguishes between criminal conduct that poses a demonstrable risk to its proffered interest and criminal conduct.” The shift of the burden of proof is squarely on the property owner and manager which this also forces quantifiable proof by each owner and manager for each applicant to rent real property.


To make sure that we understand the totality of the proposed regulations, the following should be of great concern: “Practices with a Discriminatory Effect [that are] Prohibited … A Practice [that] has a discriminatory effect where it actually or predictably results in a disparate impact on an individual or group of individuals or creates, increases, reinforces, or perpetuates segregated housing patterns because of membership in a Protected Class.”

The language applies to every decision a property owner makes regarding the rental of real property.

Yes, of course, this may challenge the decision in Harris v Capitol Growth Investors XIV (1991) 52 Cal.3d 1142, 278 Cal.Rptr. 614; 805 P.2d.873 regarding economic discrimination which held in pertinent part that property owners and managers can set reasonable credit standards.

This is just one of several DFEH Council proposedregulations. Are you interested in finding the outcome?If so, we hope you join the Association orremain an active member.

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